York County, VA Zoning Overlays & Bonuses: Density Bonus Law (2026)

Sec. 24.1-402 lets qualifying residential zoning districts use cluster techniques on a minimum five-acre tract, calculating lot yield from net developable acreage under Sec. 24.1-203 and a reduction factor that varies by district (0.875 in RC down to 0.800 in R13). Open space developments must set aside 40% of gross land area as common open space and dedicate 7.5% of that common open space to active and passive recreation, split between amenities like playgrounds, courts, pools, or clubhouses and passive features like gardens or picnic shelters.

Sec. 24.1-402(c)(6) adds the density bonus: for developments of ten or more gross acres, providing recreation area beyond that 7.5% baseline increases the allowed density, capped at a maximum 10% increase and awarded in 1% increments for every additional 2% increment of recreation space provided. The Zoning Administrator must approve the proposed active recreation facilities as appropriate to the development's size and market orientation, and those facilities must be built, or guaranteed through an agreement and surety acceptable to the county attorney, before more than half of the authorized lots can be platted. Smaller open space developments under ten gross acres must still dedicate and publicly dedicate street rights-of-way under the York County Subdivision Ordinance, Chapter 20.5.